Consented Sites
Land with Planning
Land with planning consent is where value is created. But consented sites attract competition, and speed matters. We arrange bridging finance that lets you move decisively — securing the site while you prepare to build or sell.
£200k–£100m+
Loan Size
12 to 24 months
Typical Term
some lenders go to 36 months
Up to 70% LTV
Typical LTV
Key Features
What We Offer
Higher leverage with consent in place
Planning permission significantly increases land value, meaning lenders offer better LTVs and rates.
Flexible terms aligned to build start
We structure terms that give you time to mobilise contractors and prepare for development.
Exit to development finance or sale
Whether you plan to build or sell with planning, we ensure the exit strategy is rock solid.
Cross-charge options available
Use equity in other assets to boost leverage on the land purchase.
Outline and full planning considered
Whether you have full detailed consent or outline permission, we have lenders for both.
Fast completion to beat competing buyers
Land with planning attracts competition. Speed of funding is often the decisive factor.
Ideal For
Common Scenarios
Ready-to-Build Site
Full planning consent in place, you need to acquire the site quickly before another developer moves. Speed is everything.
Land with Outline Planning
Outline planning permission granted, with reserved matters still to be approved. We find lenders comfortable at this stage.
Land Bank Acquisition
Building a portfolio of consented sites for future development. We fund strategic acquisitions.
Planning Gain Play
Buy land with consent and sell to a developer or housebuilder at a significant uplift. We fund the hold period.
Typical Costs
What You'll Pay
Every deal is different, but here's what to budget for on a typical land with planning facility. Use our calculator to estimate total costs for your specific deal.
Interest Rate
Priced case by case, rolled up.
Arrangement Fee
1–2% of the gross loan.
Valuation Fee
£500–£3,000+ depending on the site. Paid directly to the surveyor.
Legal Fees
Your solicitor + lender's solicitor. Budget £1,500–£5,000+ for each side.
Exit Fee
0–1% of the loan. Many lenders charge none.
Our Fee
Our fee is generally 1% of the gross loan, paid on completion.
How It Works
From Enquiry to Completion
Review the Site and Planning Consent
We assess the site, its location, the planning consent granted, any conditions or reserved matters, and the development potential. The nature of the consent – full detailed permission versus outline – directly impacts the leverage and rates available. We also review any Section 106 obligations or CIL liabilities attached to the consent.
Source Terms from Land-Specialist Lenders
Consented land attracts significantly better terms than unplanned sites. We approach lenders active in the market who specialise in land with planning, securing indicative terms within 4 hours on straightforward deals, often quicker. For time-sensitive acquisitions, we can instruct valuations and legal work in parallel to compress the timeline.
Complete and Secure the Site
Once the valuation confirms the consented land value and legals are satisfied, funds are drawn down and you complete the purchase. From there, you either progress directly into a development finance facility to fund the build, or hold the site and sell with consent to a developer at the planning uplift.
Valuation
How Lenders Value Land with Planning: the Residual Method
A land lender lends against what the site is worth to a buyer who would build the consented scheme: the finished value, less the cost of building it and a developer’s profit. That figure, the residual land value, is the security.
The sum
Gross development value (GDV), less build costs, less professional fees, finance and sales costs, less Section 106 and CIL, less the developer’s profit, equals the residual land value. Valuers then check the answer against sales of comparable sites, so the residual is one test rather than the only one.
Why contingency cuts your security
Every pound added to costs comes off the residual, pound for pound. A development lender likes contingency because it protects the build; a land lender sees the same line as a lower land value. Both are right about different loans. So don’t pad the cost plan: evidence it.
How to evidence firmer costs
Contractor quotes or a tender return, the procurement route, a QS cost plan, and proof of work already done on site (services, drainage, utilities). Brief the cost surveyor on what is already done and procured before they report, so the figures reflect where the site really is.
“What would a buyer who stepped in see?”
The valuer is valuing the site for any willing buyer, who would apply their own costs and profit. If your figures only work for you, expect the valuer to say so. Strengthen the evidence, not the adjectives.
Can I talk to the valuer?
The valuer is instructed by, and reports to, the lender, and has to stay independent. Send information through the lender or through us, and ask early what evidence the valuer wants to see. If you plan to build the scheme yourself, our development finance page covers the next stage.
Worked example: what contingency does to a land loan
Illustrative example. The figures are invented to show the mechanics. This is not a real site, not a valuation and not an offer of terms.
A site has consent for a residential scheme with a GDV of £20.0m. GDV £20.0m, less build £10.0m, less fees, finance, sales costs and S106/CIL of £2.0m, less a developer’s profit of £4.0m (20% of GDV, an assumption for the example) leaves a residual land value of £4.0m.
- As costed: a £2.5m bridge is 62.5% of £4.0m, inside the “up to 70%” on this page.
- Add 5% contingency to the build (£0.5m): the residual falls to £3.5m. The same £2.5m is now 71% of value; at 70% the loan falls to about £2.45m.
- Add 10% contingency (£1.0m): the residual falls to £3.0m. £2.5m would be 83%; at 70% the loan falls to £2.1m, so £400k less.
The lesson: on a land loan, the cost plan is part of the security. Evidence it; don’t pad it.
Last reviewed: 18 October 2026
Who Is This For?
Ideal Borrower Profiles
Developers Ready to Build
You have identified a site with full planning and need to acquire it quickly before a competing developer. The land purchase is the first stage – development finance follows once you are ready to break ground.
Planning Gain Investors
Buying consented sites to sell to housebuilders or developers at a premium. The planning consent transforms the land value, and the margin between your acquisition cost and the sale price is the profit. We fund the purchase and hold period.
Housebuilders Securing Pipeline
Building a land bank of consented sites to ensure a steady pipeline of future projects. Short-term finance lets you secure sites opportunistically while maintaining cash flow for active builds elsewhere.
Developers with Outline Consent
Your site has outline planning permission with reserved matters still to be approved, or permission in principle (a separate route) with technical details consent still to come. We find lenders comfortable at this stage – funding the acquisition while you work through the remaining conditions.
Common Questions
Land with Planning FAQs
What LTV can I get on land with full planning?
Is outline planning treated differently to full planning?
How quickly can you complete on a land purchase?
What are the typical exit routes for land with planning?
Does the type of planning consent matter?
What if the planning permission is about to expire?
Can I sell consented land at a profit within the bridging term?
Why does my land valuation fall when I add contingency?
How does CIL affect the financing?
Related Products
You Might Also Need
Property Development
Full development finance covering land and build costs. The natural next step once you have secured your consented site and are ready to break ground.
Land without Planning
Specialist lenders for strategic land purchases where planning will be applied for. Flexible terms to accommodate the planning process.
Refurbishment Finance
Funding for light to heavy refurbishment projects. If your consented site involves converting or renovating an existing structure rather than a ground-up build.
Real Results
Deals We've Structured
Ready to Discuss Your Deal?
Get an indicative quote or arrange a call with a specialist. If we can respond immediately we will, otherwise we'll call you back the same working day, often within a couple of hours.